The VIC
STRATA MAGAZINE MARCH 2022
Remedial Repairs: How owners can regain control Page 12 | Sedgwick
Fencing off common property for the use of one lot owner and his dog
Calculating lift replacement provision in the sinking fund
Page: 20 | StrataPoint
Page: 26 | Solutions in Engineering
About Us LookUpStrata is Australia’s Top Property Blog Dedicated to Strata Living. The site has been providing reliable strata information to lot owners, strata managers and other strata professionals since 2013. As well as publishing legislative articles to keep thier audience up to date with changes to strata, this family owned business is known for their national Q&A service that provides useful responses to lot owners and members of the strata industry. They have created a national network of leading strata specialists across Australia who assist with 100s of the LookUpStrata audiences’ queries every month. Strata information is distributed freely to their dedicated audience of readers via regular Webinars, Magazines and Newsletters. The LookUpStrata audience also has free access to The LookUpStrata Directory, showcasing 100s of strata service professionals from across Australia. To take a look at The LookUpStrata Directory, flip to end of this magazine.
Meet the team
Nikki began building LookUpStrata back in 2012 and officially launched the company early 2013. With a background in Information Management, LookUpStrata has helped Nikki realise her mission of providing detailed, practical, and easy to understand strata information to all Australians. Nikki shares her time between three companies, including Tower Body Corporate in SEQ, and is currently in her third term on the SCA (WA) Education and Proffessional Development Committee. More recently Nikki has become known for presenting regular strata webinars, where LookUpStrata hosts a strata expert to cover a specific topic and respond to audience questions.
Nikki Jovicic Owner / Director
Liza came on board in early 2020 to bring some structure to LookUpStrata. She has a passion for processes, growth and education. This quickly resulted in the creation of The Strata Magazine released monthly in New South Wales and Queensland, and bi-monthly in Western Australia and Victoria. As of 2021, LookUpStrata now produce 33 state based online magazines a year. Among other daily tasks, Liza is involved in scheduling and liaising with upcoming webinar presenters, sourcing responses to audience questions and assisting strata service professionals who are interested in growing their business.
Liza Jovicic Sales and Content Manager
Learn more here → https://www.lookupstrata.com.au/about-us/ You can contact us here → administration@lookupstrata.com.au
2 www.lookupstrata.com.au 2 www.lookupstrata.com.au
Contents 4
Moving with the times MIMOR
6 As a Small 4 Unit Strata, What Are We Legislated To Do? Rochelle Castro, RC & Co Lawyers
8 Celebrating 10 Years | Supporting Lot Owners, Committees & Strata Buildings Australia Wide Strata Insurance Solutions
10 Disputes about changing the appearance of the lot Tristan Veurink, Civium Communities
12 Remedial Repairs: How owners can regain control Sedgwick
14 Financial requirements for two-lot or services only subdivisions Deryck Walker, SMTI
16 Is it time to update your Owners Corporation Rules? Phillip Leaman, Tisher Liner FC Law
18 If I rebuilt a damaged patio with OCs approval, can it revert to my title? Phillip Leaman, Tisher Liner FC Law
20
Fencing off common property for the use of one lot owner and his dog Guy Garreffa, StrataPoint
22 Our overbearing building manager lobbies owners to vote in his favour Chris Irons, Strata Solve
24 FAQs About How Strata Guardian Can Assist Your Body Corporate Tim Fuller, Strata Guardian
26 Calculating lift replacement provision in the sinking fund Peter Berney & Dakota Panetta, Solutions in Engineering
28 Bringing Strata to the Forefront of Victorian Policymaking in 2022 SCA (Vic)
30
The VIC LookUpStrata Directory
Thanks to our sponsors
Mimor Moves with the Times Moving Booking System
Moving day can be one of life’s more stressful events, coordinating myriad moving parts such as removalists, building managers, friends and family, lift keys, oversized couches – the list goes on. It’s an ordeal Jake Sharp is well acquainted with, having spent years juggling ad-hoc moving requests from building managers and real estate agents when his former cleaning business was responsible for the 220 commercial and residential strata buildings. But it was his role in managing a 187-apartment building, manually managing moving schedules and spreadsheets, that was the catalyst for finding a solution to modernise and synchronise property management systems.
4 www.lookupstrata.com.au
10:16AM
Hi John Tenant, Thank you for booking your Move In through MIMOR. MIMOR is your easy-to-use building online information hub. You can access the hub anytime 24/7 for your building information, moving procedures and building notifications. Important: Please read building’s Moving Guidelines and Building Information before you move.
“It was such a disjointed system; none of the individual parties – owners, managers, tenants, real estate agents, cleaners – were clear on the building’s processes and systems, including moving guidelines. I just knew there had to be a better way to do it, particularly in this digital day and age,” Sharp said. And so MIMOR – the Move In Move Out Register – was born, an online portal for owners corporation managers, building managers and residents, acting as a central hub for building information, moving procedures and alerts. “It’s crazy to think that before MIMOR such a stressful process had to be arranged through lots of separate emails back and forth. Often new residents were getting contradictory
information, with the real estate agent saying one thing, the OC manager or building manager another,” Sharp said. “MIMOR removes any ambiguity by detailing all the information required for a stress-free move – right down to lift dimensions so you know if that oversized couch can make the move with you.” MIMOR’s calendar booking system avoids double ups and clearly outlines all the moving procedures, including timing requirements, lift access and parking information. Functionality extends to other integral building operations, including owners corporation rules, waste management, power and water utilities, storage facilities, evacuation plan and emergency contacts.
info@mimor.com.au
MIMOR can also be used to book common areas, manage parcel deliveries and communicate important information via SMS or email. “Removing common friction points not only creates efficiencies for all parties, but also helps to create a more harmonious environment when everyone is abiding by the same rules,” Sharp said. MIMOR subscriptions are scalable, from three apartments to more than 500, with the platform currently being translated into 10 languages and soon to launch as a mobile app.
For more information, go to
mimor.com.au
mimor.com.au
5
As a Small 4 Unit Strata, What Are We Legislated To Do?
Duties of a Small Scheme Q
For a small 4 unit strata scheme, are we legislated to hold AGMs or carry out any other activities in terms of the owners corporation?
We’ve bought a unit in a 4 unit strata complex in Northern Melbourne. The only common property is the driveway and the only expense is the strata insurance policy covering all 4 units. Are we legislated to hold AGMs or carry out any other activities in terms of the owners corporation?
Rochelle Castro | RC & Co Lawyers law@rccolawyers.com
6 www.lookupstrata.com.au
READ MORE ON THIS TOPIC HERE
A
We recommend that your Owners Corporation at least hold an annual general meeting resolving to raise a budget to cover the common driveway and strata insurance expenses.
The Owners Corporations Act 2006 (Act) requires that the Owners Corporation pass resolutions when it takes actions. Passing resolutions and recording them through meeting minutes or ballot results record the decision of your Owners Corporation when it raises funds for expenses each year. Further, an Owners Corporation is only capable of making legal decisions and validate its actions when it passes resolutions. Therefore, at a minimum we recommend that your Owners Corporation at least hold an annual general meeting resolving to raise a budget to cover the common driveway and strata insurance expenses.
7
8 www.lookupstrata.com.au
9
Disputes about changing the appearance of the lot One lot owner in a small villa scheme has painted the outside of their lot without approval. The result is vastly different from the other lots. As the painting has been completed, what can we do?
10 www.lookupstrata.com.au
I am a lot owner and occupier in a small self-managed Owners Corporation of 4 villas. 3 villas are owner-occupied. We have 1 rogue owner who does what they want without any discussion. They have recently painted the exterior of their unit without approval. The wall is highly visible from the exterior of the property.
Is this acceptable? Does an exterior wall have to border common property for the lot owner to require approval for repainting? This unit now stands out from the others. As the painting is now complete, can they be ordered to strip the walls back to the original brickwork?
Enforcement is the hardest part. The Owners Corporation Act states that you can not make significant alterations without special resolution, that being said…. The Owners Corporation can issue this owner with a breach notice and then a final notice. This will give them an initial 28 days to comply plus a further 28 days to comply.
Corporation decides to use a lawyer, this will most likely cost $5,000 – $7,000. They will most likely be awarded losses by the courts, but there will be a margin on this. Following this there will be an order. The OC can carry out the works to the property and charge the owner (although getting access onto their property could be an issue), or the lot owner can carry out the order on their own.
As this is not a black and white matter, the OC will need to check the boundary on the plan of subdivision. Change of outward appearance is a subject of matter ie. people have different opinions. Without seeing what the colour difference is, it is also hard to comment. If the lot in question is on the boundary, the OC will have a better argument at VCAT. If it is within the lot’s boundary, it will most likely be harder to win and much harder to enforce.
Breach of rules for VCAT are If they still do not comply, the at a 12 month wait period at Owners Corporation is able the moment. Enforcement is the hardest part. to put in an application for VCAT. If they handle this matter themselves, they are looking at READ MORE Tristan Veurink | Civium Communities around $2,000. If the Owners ON THIS TOPIC tristan.veurink@civium.com.au
HERE
Compliance
Legislation
Budget
Online Learning (Free)
Licensing
Australian
Australian Standards Standards (AS) (AS)
W.FIRECLOUD.CO.AU
ONLINE COMPLIANCE - SIGN UP FREE SERVICE PROVIDER MANAGEMENT
NOTIFICATIONS
MULTIPLE – SITES
Service Provider management, licensing, recording and reporting on Service dates, insurance and contract expiry dates, with calendar and email notifications.
Autogenerated notifications ensure all stakeholders are informed and critical aspects are not missed.
You can manage multiple sites for one account. No travels to sites to check paper records. This system is audit ready and gives real-time checks.
GENERATE REPORTS
ONLINE LEARNING PORTAL
ASSET MANAGEMENT
Generate summary records, asset lists, occupier statements, annual condition reports and activity reports
Being prepared for fire emergencies is critical; Here you’ll find information about how fires develop, learn how to use the right fire fighting equipment, method to extinguish it and several home fire safety tips.
Records the service cycle of your asset and assists with budgeting.
11
R E M E D I A L R E PA I R S :
How owners can regain control Property owners, ensuring asset longevity is critical.
SCENARIO 1 - COST VERIFICATION AUDIT
To regain control of remedial repairs requires informed
Following recent floods, a client experienced water
decision making, strategic planning, clear expectations,
damage to their property. Five carpeted rooms were
cost control measures and a strong partnership with
impacted — requiring water extraction and cleaning to
strata/body corporate managers. This is especially true
restore them back to their pre-loss condition. The client
following recent legislation in Victoria that addresses the
engaged the expertise of a restoration expert
procurement of services on behalf of owners.
for support.
The legislation supports owners through the provision of competitive pricing and terms in the daily running of a strata property. When universally adopted, this approach can be worth the time and investment to achieve
As is all too often the case in these situations, a reactive approach and the drive to respond resulted in the client being charged well above industry standard rates and additional charges including but not limited to:
positive outcomes from the very beginning.
01
Unwarranted project management fees
Regaining control goes beyond selecting the cheapest
02
Unnecessary storm loading costs
03
Double dipping of holiday loading
04
Inflated drying equipment charges
option from a handful of quotes. Strata repairs can be complex, with many factors to consider to ensure the challenges and underlying cause(s) are addressed. Taking the time to evaluate these factors will minimize the chance of re occurrence and ongoing issues or — in an emergency — mitigate further risk or damage to the property or an individual. Setting clear expectations and defining your objective is key. Repair objectives need to:
(included within their original hourly rates)
An after-services audit identified that this was a simple restoration job when process and best practices were applied to determine the actual costs associated with repairs. Significant savings are achieved when using
•
Be inclusive of all repairs.
industry knowledge of costs based on cubic meter rates,
•
Conform to statutory requirements.
appropriate allocation and distribution of equipment,
•
Provide warranty of guarantee.
quantification and application of necessary chemicals
•
Ensure extent and cost of works is balanced with the benefits
It is critical to define both your objective and extent of
and materials, and associated labor costs.
$21,364.74
ORIGINAL INVOICE
$5,284.51
ACTUAL COSTS
PROVIDED
work required. Be clear in what you expect and outline your objective: •
You require repairs to be all inclusive
•
You need it to conform to statutory requirements
•
Your need a warranty of Guarantee
•
Extent & cost are balanced with the benefits
$16,080.23
INCURRED
SAVINGS
SCENARIO 2 - COST CONTROL AND PROJECT
The initial quote only allowed for the installation of 181
MANAGEMENT THROUGHOUT WORKS
x air movers, 62 dehumidifiers and 4 x Axial fans over
Larger and more complex jobs require a different
an undefined period of time. The review was able to
approach. For these situations, proactively engaging
identify that the available power load at the site would
experts can ensure proper management of and response
not support this approach and raised concerns around
to repairs and/or restoration requirements from the
secondary damage with potential mold growth.
beginning Cost and scope control measures are put in place and maintained for the duration of the works.
A drying regime, accompanied by the strip out of a component of wall linings led to a controlled, quantified
In the fit out stage of construction, vandals break into
and streamlined approach that ultimately resolved the
the complex of a strata building to destroy property and
repair and restoration aspects of the job — minimizing
turn on common area fire hydrants — causing water
risk, further damage and delay in handover.
damage to both building and contents, including floor coverings. Sedgwick was engaged to review an initial quote and proposed scope of works for the remedial repairs and restoration. A lack of detail and minimal
$158,025
ORIGINAL QUOTE
$57,084
C O M PA R I S O N Q U O T E
$100,941
SAVINGS
forensic information provided to substantiate the proposed works was identified. Following Sedgwick’s attendance to site, the engagement of a preferred panel supplier was provided with a defined scope covering all elements of restoration — from labor costs to equipment requirements and placement.
SUPPORTING OWNERS & STRATA MANAGERS WITH TAILORED REMEDIATION AND REPAIR SOLUTIONS B U I L D I N G C O N S U LTA N C Y
R E PA I R S O LU T I O N S
•
Defect reports & forensic engineering
•
Emergency make safe
•
Scope of works
•
Fire water damage restoration
•
Dilapidation & risk surveys
•
Leak detection
•
Dispute mediation and expert witness
•
Contamination response
•
Contractor procurement and cost validation
•
Building repairs
•
Construction management
•
Cost validation services
•
Capital Works Funds/Maintenance Plans
•
Digital Capability
1300 735 720 sales@au.sedgwick.com
1300 654 599 sales@au.sedgwick.com
Financial requirements for two-lot or services only subdivisions
Q
In Victoria, what is the Tier 5 financial reporting requirements when preparing financial statements?
A
It is still recommended to meet industry best practices and offer a complete financial statement & balance sheet reconciled against the individual bank account on an accruals basis.
All references below relate to the Owners Corporations Act 2006. There is a fair amount of unpacking required to answer this question effectively.
Two Lot or Services Only? Firstly, as general information, a Tier 5 Owners Corporation can be in one of two forms, either: 1. A two-lot subdivision, OR 2. A “services only” subdivision where there is no common property, but there are either metered or unmetered supply or services that are shared (which can include water, gas, drainage, data etc.) Different exemptions for different parts of the act apply depending on whether your Owners Corporation is a two-lot subdivision or servicesonly. For more information, you should become familiar with Part 2, S7A and S8. Getting to the question at hand, financial reporting requirements for a Tier 5 Owners Corporation.
How funds are held The Manager must keep Owners Corporation funds in a separate bank account S122(2)(c)] held in the name of the Owners Corporation S27(2)]. In a nutshell: A dedicated individual bank account should be operated for Owners Corporation transactions and funds.
What records must be kept?
14 www.lookupstrata.com.au
S33 requires the Owners Corporation to keep records of all transactions such as members fee payments and paid invoices as well as assets and liabilities such as fee arrears and unpaid contractor accounts. In a nutshell: You must have a record/paper trail for every transaction in and out of the account.
Financial Statement Requirements. You will notice that Part 3 S34 provides precise requirements for Tiers 1, 2, 3 & 4. However, it appears to be silent concerning a specific financial report format for Tier 5. There is, however, a requirement hidden in a separate part of the act. Within Part 6 S126 it states, “The manager of an Owners Corporation must submit a report of all money held on behalf of the owner’s corporation by the manager on trust and any disbursement of that money to each annual general meeting of the Owners Corporation”. The act goes further to require “details of receipts and disbursements of money held on behalf of the Owners Corporation by the manager on trust in the relevant year… unless those details are included in the relevant financial statements prepared under section 34”. In a nutshell: Annually, the Owners Corporation must provide a report on all funds held, including all receipts & disbursements in the Managers report, unless this information is disclosed in a Financial Statement.
Despite the above seeming to provide a lower standard for Tier 5 OCs, it is still recommended to meet industry best practices and offer a complete financial statement & balance sheet reconciled against the individual bank account on an accruals basis. This reporting format has been the industry gold standard for many years as it provides transparency, accountability and a clear picture of financial performance. Whilst this may be cumbersome for some selfmanaged Owners Corporations, this is one of the many justifications for engaging a professional manager who will provide professional financial reporting services for your Owners Corporation as part of their paid service.
READ MORE ON THIS TOPIC HERE
Deryck Walker | SMTI
deryck.walker@smti.com.au
15
✓ ✓
• • •
16 www.lookupstrata.com.au
• • • •
If I rebuilt a damaged patio with OCs approval, can it revert to my title?
The owners corporation would not repair my unsafe patio. With their approval, I replaced the structure myself. Can the patio revert to my title? I have a raised patio outside my apartment. The structure was unsafe, however, the owners corporation refused to repair the patio. Sick of waiting for them to take action, I built a deck at my cost with their approval. I’m happy with the outcome but can’t help but feel the outcome is also at their benefit. They did not have to pay for repairs and they are no longer required to maintain the patio. Can the patio revert to my title? It’s solely for my use, it only leads to my apartment and can’t really be used in any other way. Phillip Leaman | Tisher Liner FC Law ocenquiry@tlfc.com.au
READ MORE ON THIS TOPIC HERE
You can seek a licence or lease from the Owners Corporation. We agree that getting an Owners Corporation to comply with their statutory obligation to repair and maintain common property can be difficult. If there is an area that you exclusively occupy, you can always seek a licence or lease from the Owners Corporation. This must be approved by way of a special resolution of the Owners Corporation and should be documented properly to give you rights for the area. Any document should be properly prepared by a lawyer and a lease can be as good as title if you have a long term (such as 99 years). Alternatively, you can seek to acquire the relevant land by amending the plan of subdivision but this requires a unanimous approval and is a much harder and costly exercise.
19
Fencing off common property for the use of one lot owner and his dog
Q
An owner would like to fence a small portion of common property as a safe area for their dog. Some owners have concerns. How do we handle this?
We have a small piece of common land next to one of the units in our complex. A new owner would like to fence this common property as a safe area for his dog. Some owners are a bit worried about a few aspects of this arrangement, for example things like adverse possession. How are we best to move forward? 20 www.lookupstrata.com.au
A
You could consider leasing the suggested area to that owner and specify the intended use of the said area within the lease.
Common property cannot be acquired through adverse possession. Having said that, you do need to determine the following before handing over some common property: •
Do all owners agree with sacrificing some of the common area for someone’s personal benefit?
•
Would fencing off this land affect the general enjoyment of other residents living within the property?
•
Would the new owner agree to “return the common property” if requested by the owners corporation?
•
Is there a possibility the enclosed area may be used for other purposes?
A number of things would need to be clarified with the owner prior to giving consent. The risk of adverse possession (not being possible) may be the least of your concerns. A cleaner and more “legal” approach would be to seek legal instruction and consider leasing the suggested area to that owner and specify the intended use of the said area within the lease.
‘‘A surprising approach to Strata Management’’
Good strata management hinges on regular communication and prompt service. We are a small boutique style management company, keeping it simple and streamlined. Due to the manageable size of our portfolio, communication is prompt and backed up with the necessary service and support. At the end of the day, it is a service industry and reputations are based on the service and support that management companies provide. If you as an owner are currently thinking that you are paying for poor service with little support and communication, why not give us a quick call? You may be pleasantly surprised.
There will be a cost involved but the OC can sleep soundly knowing it has provided the owner with clear and strict guidelines as to the specific use of the area and that going beyond the lease agreement can result in legal action. Below is the section within the Owners Corporations Act 2006 that permits an OC to grant an owner a portion of common property.
Call 03 8726 9962 www.stratapoint.com.au www.stratapoint.com.au
READ MORE ON THIS TOPIC HERE
Guy Garreffa | StrataPoint guy@stratapoint.com.au
Section 14 — Powers relating to property: Leasing or licensing of the common property: By special resolution, an owners corporation may lease or license the whole or any part of the common property to a lot owner or other person.
21
Our overbearing building manager lobbies owners to vote in his favour
Q
How can we deal with an overbearing building manager? If there is a decision in his favour, he harangues people non-stop until they vote in his favour.
How can we deal with an overbearing building manager? I am an owner-occupier and we have a very domineering building manager who lives in the building. For owners corporation meetings, he petitions other lot owners to take his side. Whenever he wants anything in the building, he is like a bulldozer. He brags he has forced people out of the building. Recently there was a building vote that was in his financial interest and he harangued people non-stop to vote in his favour. Anyone who didn’t was singled out by him with phone calls and he got quite nasty with some lot owners for not supporting him. I’m feeling stressed.
22 www.lookupstrata.com.au
A
People can – and do – lobby hard for the outcomes they want at strata meetings.
It’s never good when you’re feeling in this position. That said, you are at least reaching out about it, which is a big step – perhaps the biggest step, in fact. I’m not an expert on Victorian legislation and will leave that side of things to others who are. Also, I’m going to speak directly to you, in an effort to cut through. Apologies if that comes across a bit harshly. I think your first step is removing emotive language. Strata legislation doesn’t concern itself with how people talk to you or their personalities, so you too should remove that from the equation and make this as businesslike and transactional as you can. After all, it is about the biggest transaction you’ll ever undertake – your home.
Stop using words like ‘harangue’, ‘overbearing’, ‘domineering’ and ‘bulldozer’. They won’t get you anywhere, except perhaps in trouble if the person in question thinks there’s defamation happening. In Queensland at least, and I believe it is similar elsewhere, there is no prohibition on lobbying. People can – and do – lobby hard for the outcomes they want at strata meetings. You are entitled to do that and you’re entitled to push back on those who do it to you. If you don’t like it, hang up, block the email address or opt to not speak. You are in control of all those options. You don’t like the fact he gathers support for what he wants? Fine: do something about it. Start mounting your own campaign to your fellow owners in the most objective language possible about why they shouldn’t go along with it. In doing so, be sure you put forward your alternate position strongly and clearly.
Simply running negative campaigns rarely ever works and you’re much better off being constructive with your words. I’ll be blunt with you: feeling stressed about this is understandable, as strata issues often are, but it’s only to the extent you allow it to happen. None of what you describe is beyond your control and all of what you describe is subject to action you can take. You need to decide if you are going to be motivated to do so, remembering that unless you do so, the situation goes unchanged and unchallenged. Meaning your stress will continue.
READ MORE ON THIS TOPIC HERE
Chris Irons | Strata Solve chris@stratasolve.com.au
23
FAQs About How Strata Guardian Can Assist Your Body Corporate
Does the legislation allow us to invest?
What if something unexpected happens?
The simple answer is yes, usually through either a company account in the name of your scheme, or through a trust (if the scheme has one). In most cases, state and territory legislation allows for a wide range of investments held in strata schemes and refers to the relevant acts for Trusts and Trustees.
Unexpected things happen all the time, we understand that.
These acts then serve as a guide to the types of investment and other considerations for committee members. There are some areas that differ slightly from state to state, so feel free to be in touch to discuss further. For more information about your state’s legislation, head to our Articles page.
24 www.lookupstrata.com.au
We recommend that you speak to us to work through the options available and ensure you are making an informed decision. We only use reputable and well-known, diversified investments (exchange-traded funds) that are highly liquid and can be transacted whenever markets are open. Your committee can instruct Strata Guardian to draw down any amount, any time from your investment simply by getting in touch. All accounts are capable of being sold down and withdrawn whenever markets are open and capital is typically returned within 6 business days of notification.
Is our buildings capital safe? The investment structure that sits behind Strata Guardian is what we would call the 'gold standard' in ensuring client capital protection. All capital is held in custody by major financial institutions, administrated by a renowned and reliable platform, with Strata Guardian serving as your primary source of contact and help with your building’s investment.
Tim Fuller | Strata Guardian contact@strataguardian.com
READ MORE ON THIS TOPIC HERE
25
Calculating lift replacement provision in the sinking fund
We are going through a lift replacement costing $200,000 which hadn’t been provided for. How do we start saving for the next lift replacement in 25 years time? Can you check my calculations? Lift replacement provision in the sinking fund. We are going through lift replacement at our high rise after 25 years. The cost is $200,000, which had not been provided for. We solved our problem using saved funds for painting which was due to be done in 2027 plus a $2,000 levy for this year. We will replace the painting money over the next 5 years at an increased rate to cover the $275,000 costs. 26 www.lookupstrata.com.au
How do we make sure we have enough funds for the next lift replacement in 2047 (25 years away)? My calculated cost of $200,000 (2022) at 3% CPI per year = $418,000 in 2047. This will start us at $8,400 next year, and end up with a contribution of $27,000 in 2047, giving us $400,000. I feel discussion around this philosophy might be warranted as there are lots of lifts to be replaced in the years ahead. How are other buildings managing this type of maintenance? Have I got my calculations right?
Commission a new maintenance report/ sinking fund and advise the consultant of this situation. They can work with you to set up the future maintenance so that the levies are as low but consistent as they can be. The cost to replace the lift in a scheme should always be factored into a maintenance plan. In most schemes it will be the largest expense if not, than one of the largest. You are pretty accurate with your timeline of replacement, although most lift technicians will say 15-20 years. This cost needs to be interjected into your current maintenance plan. Whilst the levies seem to be a shock to you now, it is only because you have not been allowing for the funding of the lift to date. You haven’t had that additional $200k in there to save up for, hence really, your current levies are far too low. Can I suggest that you commission a new maintenance report/ sinking fund and advise the consultant of this situation and they or we can work with you to set up the future maintenance so that the levies are as low but consistent as they can be.
READ MORE ON THIS TOPIC HERE
Peter Berney & Dakota Panetta Solutions in Engineering dakotap@solutionsinengineering.com
27
28 www.lookupstrata.com.au
29
LIST MY BUSINESS
ANTENNAS Install My Antenna
Professional TV Antenna Service For You Today P: 1300 800 123 W: https://www.installmyantenna.com.au/ E: info@installmyantenna.com.au
EDUCATION & TRAINING LookUpStrata
Australia’s Strata Title Information Site W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au
Your Strata Property
Demystifying the legal complexities of apartment living
W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au
Strata Community Association P: 02 9492 8200 W: https://www.strata.community/ E: admin@strata.community
SOFTWARE Taskflo
Online Building and Facilities Management P: 1300 850 837 W: https://taskflo.com.au/ E: Info@taskflo.com.au
Mimor
Connecting People – Creating Communities P: 0414 228 644 W: https://www.mimor.com.au/ E: info@mimor.com.au
Stratabox
Building Confidence P: 1300 651 506 W: https://stratabox.com.au/ E: contact@stratabox.com.au
ResVu PTY LTD
Customer Service Software for Strata P: 08 7477 8991 W: https://resvu.com.au/ E: enquiries@resvu.com.au
30 www.lookupstrata.com.au
StrataMax
Streamlining strata P: 1800 656 368 W: https://www.stratamax.com/ E: info@stratamax.com
MYBOS
Building Management - Residential & FM Schemes P: 1300 912 386 W: https://www.mybos.com.au/ E: sam@mybos.com.au
Strata Vault
Securely share documents with third parties P: 1300 0 VAULT (82858) W: https://www.stratavaults.com/ E: julie@thestratavault.com
Urbanise
Automate your workload to increase efficiency. P: 1300 832 852 W: https://www.urbanise.com/ E: marketing@urbanise.com
FACILITY MANAGEMENT LUNA
Building and Facilities Manager P: 1800 00 LUNA (5862) W: https://www.luna.management/ E: info@luna.management
JKR Property Group
Facilities and Building Management Solved. P: 1300 294 088 W: http://www.jkrpropertygroup.com.au/ E: admin@jkrpropertygroup.com.au
Australian Facilities Management
Integrated facilities management services & solutions P: 03 9816 4722 W:https://www.australianfacilitiesmanagement.com.au/ E: info@australianfacilitiesmanagement.com.au
Elite Building Managers Australia
Building Manager experts. P: 0420 520 976 W: https://www.elitebma.com/ E: matt@elitebma.com
PRINT YOUR DIRECTORY HERE
LIST MY BUSINESS
BUILDING ENGINEERS & INSPECTORS Solutions in Engineering
Quality Reports On Time, Every Time! P: 1300 136 036 W: https://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com
Forte Asset Services
Operational Excellence in Every Building P: 1300 920 752 W: https://www.forteassetservices.com.au/ E: info@forteas.com.au
Sedgwick
Building Consultancy Division & Repair Solutions W: https://www.sedgwick.com/solutions/global/au E: info@au.sedgwick.com
QIA Group
Compliance Made Easy P: 1300 309 201 W: https://www.qiagroup.com.au/ E: info@qiagroup.com.au
Budget Vals
Built For Strata P: 1300 148 150 W: https://www.budgetvals.com.au/ E: reports@budgetvals.com.au
Core Project Consulting
Independent Expertise. We’ve got you covered! P: 02 8961 3250 W: https://core.engineering/ E: admin@core.engineering
HFM Asset Management Pty Ltd Leaders in Building Efficiency P: 1300 021 420 W: https://www.hfmassets.com.au/ E: info@hfmassets.com.au
GQS
Quantity Surveyors & Building Consultants P: 1300 290 235 W: https://gqs.com.au/ E: info@gqs.com.au
Independent Inspections
Sinking Fund Forecast, Insurance Valuations, OHS P: 1300 857 149 W: http://www.iigi.com.au/ E: admin@iigi.com.au
Voltin
10,000 Safer Cities P: 1800 865 846 W: https://www.voltin.com.au/ E: accounts@voltin.com.au
Mabi Services
Valuations, Maintenance Plans, Asbestos P: 1300 762 295 W: https://www.mabi.com.au/ E: info@mabi.com.au
Quality Building Management
keeping your buildings legally compliant and safe P: 1300 880 466 W: https://qbm.com.au/ E: qbm@qbm.com.au
Roscon
Property services & facilities management P: 1800 767 266 W: https://www.roscon.com.au/ E: info@roscon.com
Essential Services Compliance
Essential safety measures reporting & fire safety P: 03 9816 4840 W: https://essentialservicescompliance.com.au/ E: admin@escompliance.com.au
Leary & Partners: quantity surveying services Quantity Surveying Services Since 1977 P: 1800 808 991 W: https://www.leary.com.au/index.php/ E: enquiries@leary.com.au
DELIVERY & COLLECTION SERVICES Groundfloor™
Australian parcel, mail, and refrigerated lockers P: 03 9982 4462 W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com
PRINT YOUR DIRECTORY HERE
31
LIST MY BUSINESS
INSURANCE
STRATA LAWYERS
Strata Insurance Solutions
Bugden Allen Graham Lawyers
Whitbread Insurance Brokers
RC & Co Lawyers
QUS Pty Ltd
Tisher Liner FC Law Pty Ltd
CHU Underwriting Agencies Pty Ltd
Grace Lawyers
Strata Community Insurance
Holman Webb Lawyers
Protecting owner assets is who we are. P: 1300 554 165 W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au Empower Your Vision P: 1300 424 627 W: https://www.whitbread.com.au/ E: info@whitbread.com.au
Strata Insurance Underwriting Agency P: 1300 814 011 W: https://www.qus.com.au/ E: qus@qus.com.au Specialist Strata Insurance Underwriting Agency P: 1800 022 444 W: https://www.chu.com.au/ E: info_nsw@chu.com.au Protection for your strata property. And you. P: 1300 724 678 W: https://www.stratacommunityinsure.com.au E: myenquiry@scinsure.com.au
Flex Insurance
Your Cover Your Choice P: 1300 201 021 W: https://www.flexinsurance.com.au/ E: info@flexinsurance.com.au
STRATA REPORTS Specialist in Strata Compliance Reports P: 1300 107 280 W: https://www.biv.com.au/ E: biv@biv.com.au
Experts in Owners Corporations Law P: 03 8600 9314 W: https://tlfc.com.au/expertise/owners-corporation/ E: ocenquiry@tlfc.com.au Know. Act. Resolve. P: 03 9674 0474 W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au Body Corporate and Strata Dispute Experts P: 61 732 350 100 W: https://www.holmanwebb.com.au/ E: icontact@holmanwebb.com.au
STRATA LOAN PROFESSIONALS StrataLoans
The Experts in Strata Finance P: 1300 785 045 W: https://www.strata-loans.com/ E: info@strata-loans.com The Leading Strata Finance Specialist P: 1300 851 585 W: https://lannock.com.au/ E: strata@lannock.com.au
FRANCHISERS
Covid19 Safety Plans for Strata P: 1300 828 344 W: https://covid19plans.com.au/ E: plans@covidplans.com.au
32 www.lookupstrata.com.au
Effective, resource, clear. P: 1300 072 626 W: https://www.rccolawyers.com/ E: assistant@rccolawyers.com
Lannock Strata Finance
BIV Reports
Covid19 Plans
Specialising in property development & strata law P: 02 9199 1055 W: http://www.bugdenallenlawyers.com.au/ E: info@bagl.com.au
Network Pacific Strata Franchise
Join our successful team P: 03 9999 5488 W: www.networkpacificstratafranchise.com.au/ E: networkpacific@franchisedevelopments.com.au
PRINT YOUR DIRECTORY HERE
LIST MY BUSINESS
STRATA MANAGEMENT The Knight
Strong family values & real hands-on experience P: 03 9509 3144 W: https://www.theknight.com.au/ E: lisa@theknight.com.au
Stratabase Holdings P/L
Body Corporate Victoria
Specialist provider of strata management in Melbourne
P: 03 9807 2211 W: https://bodycorpvic.com.au/ E: info@bodycorpvic.com.au
CLEANING Pacific Facility Services
Integrity & excellence in Owner’s Corp Management P: 0412247589 W: https://stratabasemgt.com/ E: ingrid@stratabasemgt.com
Strata Property Cleaning & Ground Maintenance Services
Strata Management Consultants
Ai Odour Control Systems
Civium Communities
Clean As You Go
StrataPoint Owners Corp.
BCCS Cleaning Services
We Help Committees to Change OC Companies P: 1300 917 848 W: https://www.strataconsultants.com.au/ E: office@strataconsultants.com.au When you build trust, you build a community P: 1300 724 256 W: https://civium.com.au/ E: clientservices@civium.com.au “A surprising approach to Strata Management” P: 03 8726 9962 W: https://stratapoint.com.au/ E: Hello@stratapoint.com.au
Quantum United Management
Creating vibrant and connected communities P: 61 383 608 800 W: https://www.quantumunited.com.au/ E: info@quantumunited.com.au
SOCM
Owners Corporation Management Melbourne P: 03 9495 0005 W: https://socm.com.au/ E: info@socm.com.au
Network Pacific Strata Management
Supporting our strata communities P: 07 5609 8677 W: www.networkpacificstratamanagement.com.au/ E: info@networkpacific.com.au
P: 1300 378 388 W: http://www.pacificfs.com.au/ E: a.smith@pacificfs.com.au
Actualise your facilities’ potential P: 1300 728 760 W: https://www.aiodourcontrolsystems.com.au/ E: info@aiodourcontrolsystems.com.au Leaders in Caretaking and Facility Maintenance P: 1300 525 651 W: http://www.cleanasyougo.com.au/ E: info@cleanasyougo.com.au Strata Cleaning Specialists P: 1300 951 065 W: https://bccs.com.au/ E: info@bccs.com.au
DEFECT RESTORATION 24:seven Maintenance Solutions
Comprehensive building maintenance services P: +61 3 9008 5423 W: https://24sevenms.com.au/ E: admin@24sevenms.com.au
ACCOUNTANTS Tinworth & Co
Chartered Accountant & Strata Auditors P: 0499 025 069 W: https://www.tinworthaccountants.com.au/ E: caren.chen@tinworth.com
Bright & Duggan
Strata Professionals P: 0299027100 W: https://bright-duggan.com.au/ E: customercare@bright-duggan.com.au
ELECTRICAL
PRINT YOUR DIRECTORY HERE
33
LIST MY BUSINESS
ELECTRICAL
PAINTING
Energy On Pty Ltd
Higgins Coatings Pty Ltd
ENM Solutions
Dulux Property Services
Providing utility network solutions P: 1300 323 263 W: https://www.energyon.com.au/ E: EnergyServices@EnergyOn.com.au Providing Solutions for Embedded Networks P: 1300 000 366 W: https://www.enmsolutions.com.au/ E: info@ENMSolutions.com.au
FIRE SERVICES Linkfire Pty Ltd
Your essential safety partner P: 1300 323 263 W: https://www.linkfrire.com.au/ E: sales@linkfire.com.au
LIFTS & ELEVATORS Innovative Lift Consulting Pty Ltd
Australia’s Vertical Transportation Consultants P: 0417 784 245 W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au
CLOTHES LINES Lifestyle Clotheslines
Clothesline and washing line supplier & installer P: 1300 798 779 W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au
SUSTAINABILITY & ENERGY The Green Guys Group
Australia’s Leading Energy Saving Partner W: https://www.greenguys.com.au/ E: sean@greenguys.com.au
PLUMBING The Drain Man
Blocked Drain? The Drain Man can help P: 1800 843 372 W:https://www.thedrainman.com.au/ E: enquiries@thedrainman.com.au
34 www.lookupstrata.com.au
Specialist painters in the strata industry P: 1300 HIGGINS W: https://www.higgins.com.au/ E: info@higgins.com.au Total Building Maintenance & Remedial Solutions P: 0434 834 799 W: https://www.duluxconstructionsolutions.com.au/ E: propertyservice@dulux.com.au
Calibre Coatings
P: 0423 800 153 W: http://calibrecoatings.com.au/ E: grant@calibrecoatings.com.au
Avello Group
Painting Services for Owners Corp properties P: 1300 283 556 W: https://avello.com.au/ E: estimating@avello.com.au
WATERPROOFING The Superseal Group
Trusted Experts in all aspects of Waterproofing P: 07 5519 4916 W: https://supersealgroup.com/ E: admin@supersealgroup.com
RECRUITMENT SERVICES sharonbennie – Property Recruitment
Matching top talent with incredible businesses P: 0413 381 381 W: https://www.sharonbennie.com.au/ E: sb@sharonbennie.com.au
MARKETING Marketing for Strata
Building Brand Authority & Thought Leadership P: 61 425 232 394 W: https://www.marketingforbusiness.com.au/ E: janette@marketingforbusiness.com.au
PRINT YOUR DIRECTORY HERE
LIST MY BUSINESS
INTERNET & TELECOMMUNICATIONS Spirit Technology Solutions Do IT with Spirit P: 1800 774 748 W: https://www.spirit.com.au/ E: developers@spirit.com.au
CONSULTING Strata Solve
Untangling strata problems P: 0419 805 898 W: https://stratasolve.com.au/ E: chris@stratasolve.com.au
INVESTMENT SERVICES Strata Guardian
Fight low returns and rising levies with us P: 1300 482 736 W: https://www.strataguardian.com/ E: contact@strataguardian.com
AUDITORS Property Audit & Assurance
Strata & Managed Property Auditing Specialists P: 03 9525 3777 W: http://www.lowelippmann.com.au/ E: paa@llca.com.au
Would you like your Strata Story featured in the next edition of The VIC Strata Magazine? We want to share your strata stories with the LookUpStrata community. Some examples of what you may wish to share: • A project you have implemented in your complex that has made a positive impact (e.g a process, community building activities, parking procedure, ect) • Do you have a funny story to share about strata living? • Have you received a response back from one of the LookUpStrata professionals that has positively impacted you or your complex? • Have you made a change to improve sustainability?
If you would like to share your strata scheme story with the LookUpStrata community, Please send your story and photos to: administration@lookupstrata.com.au Disclaimer: If you send your strata story to
administration@lookupstrata.com.au,
you are agreeing to have your story published on the LookUpStrata platform or via social media. We must have written permission from each individual shown in the photo. Submissions may be refused for any reason.
PRINT YOUR DIRECTORY HERE
35
Attention VIC Strata Service Professionals Join our printable Strata Services Directory Listings are $199 + GST p.a.
Click here to join today!
→ Get Listed → Get Noticed → Get Business